ORDINANCE 1575 ORDINANCE NO. 1575
AN ORDINANCE APPROVING AN AMENDMENT TO THE
CORPORATE CAMPUS SPECIFIC PLAN DEVELOPMENT
STANDARDS TO ALLOW BALCONIES TO PROJECT INTO A
REQUIRED SETBACK.
The City Council of the City of EI Segundo does ordain as follows:
SECTION 1: The City Council finds and declares that:
A. On January 2, 2002, the City Council approved a development
known as Corporate Campus under EA-548. Approvals for that
development included a Specific Plan, a General Plan Amendment,
a Zone Change, a Subdivision, and a Development Agreement for
the development of 2,175,000 square feet of office, light industrial,
retail, restaurant, health club, hotel conference, medical/dental
office, and day care uses, along with public recreational facilities
and a City Fire Station on a 46.5 acre site;
B. On June 7, 2018, William Messori representing EVA Airways
Corporation filed an application for Environmental Assessment No.
EA-1204 and Specific Plan Amendment No. SPA 18-01 to amend
the Corporate Campus Specific Plan (CCSP) to allow balconies to
project up to ten feet into a required setback;
C. The City reviewed the project's environmental impacts under the
California Environmental Quality Act (California Public Resources
Code §§ 21000, et seq., CEQA) and the regulations promulgated
thereunder (14 California Code of Regulations §§ 15000, et seq.,
CEQA Guidelines);
D. On August 23, 2018, the Planning Commission adopted Resolution
No. 2849 recommending that the City Council adopt this Ordinance;
and
E. On October 2, 2018, the City Council held a public hearing,
considered the Planning Commission's recommendation, and
information provided by City staff and public testimony regarding
this Ordinance; and
F. The Ordinance and its findings are made based upon the entire
administrative record including, without limitation, the public hearing
held by the City Council on October 2, 2018.
SECTION 2: Factual Findings and Conclusions. The Planning Commission finds
that the following facts exist and makes these conclusions:
A. On January 2, 2002, the City Council approved and certified a Final
EIR for a development known as Corporate Campus Specific Plan
under (EA-548).
B. The Corporate Campus Specific Plan is 46.5 acres in size and is
located in the northeast portion of the City of EI Segundo. The
CCSP is bounded by Atwood Way and the Metro Green Line to the
north, Douglas Street to the east, Mariposa Avenue to the south,
and Nash Street and the Metro green Line to the west.
C. The CCSP originally allowed an overall FAR of 0.99:1 and up to
2,175,000 gross square feet of development. However, in 2013 the
CCSP was amended under (EA-1021) which reduced the maximum
allowed development from 2,175,000 gross square feet to 930,025
gross square feet and an the overall FAR was reduced from 0.99:1
to 0.60:1.
D. In 2013, the City approved an Addendum to the FEIR for the
Revised CCSP development. The City determined that there would
be no new, or substantially more severe, significant impacts than
the impacts originally identified in the FEIR. The following
amendments to the specific plan were approved under (EA-1021):
1. Parking on private streets;
2. At-grade patios with 6-foot high walls, fences, and hedges to
encroach into front yard setbacks;
3. 80-foot frontage on lots that abut green-belt lots;
4. The development of green-belt lots with 30 feet of frontage;
5. Truck loading spaces to be shared with open parking spaces
and to restrict the loading hours and prohibit parking during
loading hours;
6. The update of Exhibit 3 and 4 which incorporates Vesting
Tentative Map No. 72287 into the Specific Plan Subdivision map
exhibit; and
7. An update of the Legal Description in Appendix A and the
addition of Appendix C for the Legal Descriptions of the "Green-
belt Lots."
E. In 2015, the City prepared an Addendum to the FEIR for the CCSP,
which analyzed a 5-acre site for the approval of the Lakers Facility.
The Lakers Facility was allowed up to a maximum of 133,000
square feet of combined offices, athletic training facilities, and
exhibition venues for a professional sports team. An Addendum
was prepared under the authority of CEQA Guidelines § 15164 to a
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previously certified FEIR, and according to CEQA Guidelines §
15162, a supplemental or subsequent EIR was not required.
F. The applicant's site is located at 2125 Campus Drive, within the
Corporate Campus Specific Plan (CCSP) zone and is the last site
left to be developed in the project area. The 2.6 acre site is
comprised of three parcels. The site is currently vacant, is
rectangular in shape, and is bounded by Campus Drive (private) to
the south, Maple Avenue to the north, Campus Square West
(private) to the east, and Nash Street to the west. The site is a total
of 113,543 square feet and has 274 feet of frontage along Nash
Street, 412 feet of street frontage along Campus Drive, and 274
feet of street frontage along Campus Square West.
G. In 2017, the applicant obtained approval to subdivide an existing
2.6 acre parcel to create three lots for the purpose of constructing
two five-story office buildings containing 37 condominium units and
to construct a five-level parking structure containing 37 parking
condominium units. When the plans for the project were submitted
to the City, staff discovered that balconies were proposed within the
required side yard setback and advised the applicant to file an
application for a Specific Plan Amendment.
K The applicant proposes 157,899 gross square feet of office and
after the project is completed, the combined total building area for
the CCSP area will be 922,780 gross square feet.
I. The proposed amendment will allow the applicant to develop two
office buildings containing balconies which project up to ten feet
into the minimum required 15-foot side yard setback measuring
from the concrete curb face adjoining a private street. Balconies are
proposed adjacent to Campus Square Drive and Campus Square
West.
SECTION 3: General Plan Findings. As required under Government Code
Section 65860, the proposed amendment to the development standards of the
CCSP by the Ordinance is consistent with the EI Segundo General Plan as
follows:
A. The property is in the Corporate Campus Specific Plan (CCSP) zone
and the EI Segundo General Plan land use designation is
Corporate Campus. This land use designation permits a mix of
office, research and development, light industrial/manufacturing,
laboratories, restaurants, technology related telecommunications
and web hosting facilities, hotels, restaurants, retail, service,
recreational, public service uses (fire station), and recreational uses
(soccer field and athletic sports facility for the Lakers). The purpose
of the proposed amendment is to allow flexibility in the design of
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projects while preserving and promoting a pedestrian-oriented
environment.
B. The General Plan contains a number of relevant Goals, Objectives,
and Policies in the Economic Development Element. The goal of
Objective ED1-1 is building "support and cooperation among the
City of EI Segundo and its businesses and residential communities
for the mutual benefits derived from the maintenance and
expansion of EI Segundo's economic base." The proposed
development will expand office use area in the City. The
development will provide significant fiscal benefit to the City by
generating additional business license fees.
C. According to Policy ED1-1.2, long-run efforts for economic
development should focus on "diversification of EI Segundo's
economic base in order to meet quality of life goals." The proposed
new office development will meet quality of life goals by benefiting
the residential and business community by expanding job creation
and growth potential.
D. Policies ED1-2.1 and ED1-2.2, both seek to promote land uses,
which improve the City's commercial tax base. The purpose of the
Corporate Campus Specific Plan Land Use Designation is to
provide for office development and supporting retail and other
commercial services which provide a fiscal benefit to the City. The
proposed office development will provide this opportunity in the
northeast area of the City.
E. Any new development in the Corporate Campus Specific Plan area
is required to meet all health and safety and environmental
regulations and would be built to meet all current seismic safety
standards, as overseen by the Building Safety Division. The
proposed project is consistent with Policy LU4-1.2 and Policy LU4-
1.4.
F. The proposed amendment will allow balconies within the required
setbacks. Allowing balconies enhances the aesthetic design of a
building and improves the quality of life for employees in the area
who can enjoy fresh air while at work and the views outside
adjacent to the street or the building. Any new development would
comply with all the zoning regulations and development standards.
The proposed amendment to the development standards of the
Corporate Campus Specific Plan will allow new buildings to contain
balconies closer to the street on the facades which face the street,
making them more architecturally attractive and will provide a
people-oriented amenity for the public to enjoy within a commercial
district. The proposed project is consistent with Policy LU4-2.1.
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G. The Corporate Campus Project Site is located within a quarter-mile
of a Green Line's Mariposa/Nash Station. (Policy LU4-4.4) which
will help encourage transit ridership to the project site.
H. The proposed project would allow the development of a site that
has been vacant for many years and was previously improved with
a blighted former industrial use area into a new commercial
opportunity for the surrounding area. This redevelopment would
occur through the combined efforts of the City of EI Segundo and
private applicants and would conform to the Corporate Campus
Specific Plan development standards (Objective LU5-3).
I. As a re-use of a previously developed industrial site, that will be
remediated to the satisfaction of the appropriate regulatory
agencies and will not pose any health hazard to employees,
patrons or visitors to the site, the project is consistent with Policy
HM3-1.1 requiring compliance with hazardous materials handling
laws.
J. The project site is located within a '/4 mile of the Metro Green Line
Light Rail with a Light Rail Station at Nash Street and Mariposa
Avenue within walking distance. The proposed office buildings will
draw visitors from the metropolitan region with the ability of
encouraging alternative modes of transportation and thus meeting
CCSP Goals 5a, 5b, and 5c.
SECTION 4: Corporate Campus Specific Plan Amendment Findings. Pursuant to
ESMC Chapter 15-26, and based on the factual findings set forth in Section 2
and 3, the proposed specific plan amendment is consistent with the ESMC and
necessary to carry out the general purpose of the CCSP as follows:
A. It is consistent with the purpose of the CCSP, which is to serve the
public health, safety, and general welfare and to provide the economic
and social advantages resulting from an orderly planned use of land
resources.
B. It is necessary to facilitate the development process and ensure the
orderly development of commercial, industrial or office buildings on
properties in the CCSP zone which are compatible with surrounding
properties and consistent with the goals, policies, and objectives of the
General Plan as set forth in Section 3 above.
SECTION 5: Environmental Assessment. The City Council Certified a Final EIR
(FEIR) on January 2, 2002 for the development of the CCSP project. The
proposed project is exempt from review under the California Environmental
Quality Act (California Public Resources Code §§ 21000, et seq., "CEQA") and
the regulations promulgated thereunder (14 California Code of Regulations §§
15000, et seq., the "State CEQA Guidelines"), since it involves a minor revision
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to the Development Standards. No new significant effects previously analyzed in
the FEIR will result from a minor modification to the Development Standards.
Accordingly, no further environmental review is required pursuant to 14 Cal.
Code Regs. § 15168(a)(3) in connection with the issuance of rules and
regulations.
SECTION 6: The following amendment or addition is proposed to the
Development Standards of the CCSP Section V(F)(4)(c) as follows (c+rikethro i..h
is language to be deleted, and underlined is language to be added):
F. DEVELOPMENT STANDARDS
4. Setbacks
a. Buildings within the Specific Plan area must be setback a minimum
of fifteen feet from the adjoining public rights-of-way of Nash Street,
Atwood Way, Douglas Street, and Mariposa Avenue.
b. Building setbacks within the interior of the Specific Plan must be a
minimum of five feet from each lot line, except for buildings
adjacent to private streets/internal roadways, in which case
setbacks will be fifteen feet from curb face. Actual required
setbacks may vary depending on California Building Code, as
adopted by the ESMC, requirements that relate to type and height
of structure.
C. The following intrusions are permitted to project into a setback:
1. Architectural landscape features, such as fountains, arbors,
trellises, pergolas, colonnades, statuary, and other similar
features, as well as works of art which also do not contain floor
area; or a roof or side walls consisting of greater than 20%
component solid portions.
2. Cornices, belt courses, sills, eaves or similar architectural
features.
3. Planting boxes or masonry planters.
4. Guard railing for safety protection around ramps.
5. Mechanical equipment and housing.
6. Bay or greenhouse windows.
7. At-grade patios with 6-foot high walls, fences, and hedges within
the front yard setbacks.
8. Balconies mar vro%ect ur) to 10 feet.
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SECTION 6: CONSTRUCTION. This Ordinance must be broadly construed in
order to achieve the purposes stated in this Ordinance. It is the City Council's
intent that the provisions of this Ordinance be interpreted or implemented by the
City and others in a manner that facilitates the purposes set forth in this
Ordinance.
SECTION 7: ENFORCEABILITY. Repeal of any provision of the ESMC does
not affect any penalty, forfeiture, or liability incurred before, or preclude
prosecution and imposition of penalties for any violation occurring before this
Ordinance's effective date. Any such repealed part will remain in full force and
effect for sustaining action or prosecuting violations occurring before the effective
date of this Ordinance.
SECTION 8: VALIDITY OF PREVIOUS CODE SECTIONS. If this entire
Ordinance or its application is deemed invalid by a court of competent
jurisdiction, any repeal or amendment of the ESMC or other city ordinance by this
Ordinance will be rendered void and cause such previous ESMC provision or
other the city ordinance to remain in full force and effect for all purposes.
SECTION g: SEVERABILITY. If any part of this Ordinance or its application is
deemed invalid by a court of competent jurisdiction, the City Council intends that
such invalidity will not affect the effectiveness of the remaining provisions or
applications and, to this end, the provisions of this Ordinance are severable.
SECTION 10: RELIANCE ON RECORD. Each and every one of the findings and
determinations in this Ordinance are based on the competent and substantial
evidence, both oral and written, contained in the entire record relating to the
project. The findings and determinations constitute the independent findings and
determinations of the City Council in all respects and are fully and completely
supported by substantial evidence in the record as a whole.
SECTION 11: The City Clerk is directed to certify the passage and adoption of
this ordinance; cause it to be entered into the City of EI Segundo's book of
original ordinances; make a note of the passage and adoption in the records of
this meeting; and, within 15 days after the passage and adoption of this
ordinance, cause it to be published or posted in accordance with California law.
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SECTION 12: This Ordinance will become effective on the thirty-first day
following its passage and adoption.
PASSED, APPROVED, AND ADOPTED ORDINANCE No. 1575 this 16th day of
October, 2018.
Drew"Boyr Mayor
ATTEST:
UA
Tracy Wea e , City Clerk
APPROVED AS TO FORM:
Mark D. Hensley, ity ttorney
PAPlanning&Building Safety\ Planning\Projects\1201-1225\EA-1204 2125 Campus\SPECIFIC PLAN AMENDMENTIEA-1204 Final Draft Ordinance doc
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CERTIFICATION
STATE OF CALIFORNIA
COUNTY OF LOS ANGELES ) SS
CITY OF EL SEGUNDO
I, Tracy Weaver, City Clerk of the City of EI Segundo, California, do hereby certify that
the whole number of members of the City Council of said City is five; that the foregoing
Ordinance No. 1575 was duly introduced by said City Council at a regular meeting held
on the 2nd day of October, 2018, and was duly passed and adopted by said City Council,
approved and signed by the Mayor, and attested to by the City Clerk, all at a regular
meeting of said Council held on the 16th day of October, 2018, and the same was so
passed and adopted by the following vote:
AYES: Mayor Boyles, Mayor Pro Tem Pirsztuk, Council Member Brann, Council
Member Pimentel, and Council Member Nicol
NOES: None
ABSENT: None
ABSTAIN; None
WITNESS MY HAND THE OFFICIAL SEAL OF SAID CITY this day of November,
2018.
TraUy Weaver, City Clerk
of the City of EI Segundo,
California